About Me

 

 Jared G Randall

Houlihan Lawrence

100 West Putnam Avenue

Greenwich, CT 06830

Cell:    203-273-1034

Office: 203-869-0700 x40250

email: jrandall@HoulihanLawrence.com

 

 

Sunday
Jun232019

greenwich Real Estate Guy's Blog: June 9th Open House List and Riverside Market Report

The Greenwich Real EstateGuy's Blog: June 9th Open House List and Riverside Market Report
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

 

Pictured above is 10 W Crossway, priced at $4.995M sitting on .44 of an acre, with 4,448 s.f. containing 5 bedrooms, 5 full baths with two half baths built in 2018:
Captivating water views of Greenwich Cove and the Long Island Sound provide a wonderful backdrop for relaxed shore living in this brand new 5 bedroom home on .44 acre in Lucas Point with private beach, dock and mooring access. The sundrenched, open plan interior offers deck access from main floor rooms; striking double height entry; gourmet eat-in kitchen and adjacent family room with fireplace. Living room with bookcases, formal dining room with custom cabinetry; mudroom & 2 powder rooms. The upper floors boast en-suite bedrooms including a luxurious master suite with balcony, spa bath, and his/her closets. Top floor loft with sitting room, full bath and bedroom. 2-car garage, expansive level yard, and outdoor shower. Ideally located within walking distance to the village and Tod's Point.

Here is a market update on the Riverside Elementary school market as of today:
Some stats and thoughts on this micro-market:
  • Only 17 homes have sold here this year, a 37% decline from last year.
  • Median prices are +5% at $2.45M; Average price are -29% at $2,327,695.
  • No homes have sold for $4M+ this year vs. 5 units a year ago.
  • Average DOM = 180 days.
  • Sold Price/Original List Price Ratio: 90%
  • Sold Price/List Price Ratio: 95%
  • Average Sold Price Per Square Foot: $543
  • Total closed $$ volume: $39,570,822, a 55% decline from last year.
  • 2019 YTD Sold Price/Assessment (70%) Factor: 1.4x 
  • Inventory is -2.6% with 75 homes for sale.
  • Pending Deal Activity is -22% with 14 homes in contract.
Interesting to note that while there have been no sales higher than $4M yet this year there are 13 actives and 1 pending deal in the $4M+ category.  Slow dynamic.

Not surprisingly, the best performing price range here is the $1m-$2m range with an uptick in pending deals and a modest increase is solds.


There are 129 Open Homes this Sunday.

Street Name Area List Price Time Listing Office
55 Oval Avenue Riverside $4.25K 1-3 p.m. BHHS
43 Almira Drive Greenwich $6K 1-4 p.m. Raveis
40 W. Elm Street #4K Greenwich $7.5K 12-2 p.m. Coldwell Banker
22 Linwood Avenue Riverside $7.5K 2:30-4:30 p.m. Coldwell Banker
14 Byram Dock Greenwich $8.5K 12-2 p.m. Sotheby's
11 Lake Drive Riverside $8.5K 12-2 p.m. BHHS
23 Woodland Drive #B Greenwich $9.8K 1-3 p.m. Coldwell Banker
23 Woodland Drive #C Greenwich $11.8K 1-3 p.m. Coldwell Banker
40 W. Elm #6D Greenwich $13.5K 1-3 p.m. Sotheby's
1525 E. Putnam #301 Old Greenwich $319K 12-2 p.m. Sotheby's
1465 E. Putnam #536 Old Greenwich $365K 1-3 p.m. Raveis
14 Harold Avenue #2 Greenwich $422.5K 1-3 p.m. Raveis
1465 E. Putnam #517 Old Greenwich $520K 1-3 p.m. Raveis
5 Green Lane #A Greenwich $669K 1-3 p.m. Houlihan Lawrence
30 Windy Knolls #B Greenwich $679K 2-4 p.m. Coldwell Banker
12 Greenwich Hills Greenwich $720K 1-3 p.m. Raveis
130 N. Water Street Greenwich $739K 1-3 p.m. Coldwell Banker
1 Scott Lane Greenwich $745K 2-4 p.m. Coldwell Banker
60 Valley Road #B Cos Cob $750K 2-4 p.m. Coldwell Banker
41 Sound Beach Old Greenwich $839.5K 2-4 p.m. Coldwell Banker
26 W. Church Street #A Greenwich $860K 1-3 p.m. BHHS
55 Oval Avenue Riverside $899K 1-3 p.m. BHHS
4 Comly Avenue Greenwich $910K 1-4 p.m. The Higgins Group
3 Connecticut Avenue Greenwich $935K 1-3 p.m. Raveis
14 Indian Pass Greenwich $975K 12-2 p.m. New England Land
14 Indian Pass Greenwich $975K 12-2 p.m. New England Land
8 View Street #6 Greenwich $995K 1-3 p.m. Douglas Elliman
10 Ridge Road Cos Cob $1.05M 1-3 p.m. Coldwell Banker
360 Cognewaugh Road Cos Cob $1.095M 1-2:45 p.m. Coldwell Banker
500 River Road #17 Cos Cob $1.125M 2-4 p.m. Coldwell Banker
43 Almia Drive Greenwich $1.145M 1-4 p.m. Raveis
31 Mallard Drive Greenwich $1.15M 1-4 p.m. Sotheby's
43 S. Stonehedge Drive Greenwich $1.16M 2-4 p.m. BHHS
30 Almira Drive Greenwich $1.175M 1-3 p.m. Coldwell Banker
625 Lyon Farm Greenwich $1.195M 1-3 p.m. BHHS
15 Mansion Place Greenwich $1.25M 1-3 p.m. Coldwell Banker
1 Rockview Drive Greenwich $1.226M 1-3 p.m. Halstead
4 Banksville Road Greenwich $1.265M 2-4 p.m. Coldwell Banker
8 View Street #8 Greenwich $1.279M 1-3 p.m. BHHS
2 Farley Street Greenwich $1.295M 1-3 p.m. Sotheby's
224 Lyon Farm Greenwich $1.324M 1-3 p.m. Houlihan Lawrence
25 Harkim Road Greenwich $1.365M 2-4 p.m. Anderson Associates
73 Weaver Street #15 Greenwich $1.395M 2-4 p.m. Raveis
28 Revere Road Riverside $1.395M 1-3 p.m. Houlihan Lawrence
1 Mansion Place Greenwich $1.395M 12-3 p.m. Raveis
4 Shelter Drive Cos Cob $1.477M 1-4 p.m. Raveis
67 Prospect Street Greenwich $1.495M 12-2 p.m. Compass
25 Linwood Avenue Riverside $1.575M 2:30-4:30 p.m. Halstead
63 Wildwood Drive Greenwich $1.595M 1-4 p.m. Coldwell Banker
22  Linwood Avenue Riverside $1.6M 2:30-4:30 p.m. Coldwell Banker
108 Pecksland Road Greenwich $1.65M 12-3 p.m. BHHS
67 Stonehedge Drive Greenwich $1.65M 12-4 p.m. New England Land
25 Weston Hill Riverside $1.695M 2-4 p.m. BHHS
14 Kernan Place Old Greenwich $1.7M 2-4 p.m. Sotheby's
14 Rockview Drive Greenwich $1.7M 1-3 p.m. Coldwell Banker
556 Stanwich Road Greenwich $1.749M 2-4 p.m. BHHS
3 Old Farm Lane Old Greenwich $1.749M 1-3 p.m. Houlihan Lawrence
6 Carpenters Brook Greenwich $1.75M 12-2 p.m. Douglas Elliman
41 Frontier Road Cos Cob $1.795M 1-3 p.m. Houlihan Lawrence
12 Innis Lane Old Greenwich $1.795M 1-3 p.m. BHHS
60 Lockwood Lane Riverside $1.795M 1-3 p.m. BHHS
1 White Birch Cos Cob $1.795M 1-3 p.m. BHHS
22 Crescent Road Riverside $1.799M 2-4 p.m. Sotheby's
19 Overlook Drive Greenwich $1.799M 1-3 p.m. Houlihan Lawrence
20 Martin Dale Greenwich $1.895M 1-4 p.m. Houlihan Lawrence
6 Old Mill Road Greenwich $1.95M 12-3 p.m. Raveis
93 Summit Road Riverside $1.95M 12-3 p.m. BHHS
6 Old Mill Road Greenwich $1.95M 1-3 p.m. Raveis
6 Wyngate Road Greenwich $1.995M 12-2 p.m. Houlihan Lawrence
1361 King Street Greenwich $1.995M 2-4 p.m. Raveis
37 Crescent Road Riverside $1.999M 1-3 p.m. Raveis
7 Grey Rock Drive Greenwich $1.999M 1-3 p.m. Sotheby's
26 Nimitz Place Old Greenwich $1.999M 1-3 p.m. Houlihan Lawrence
233 Milbank Avenue #3 Greenwich $2.095M 1-3 p.m. Houlihan Lawrence
3 Bote Road Greenwich $2.095M 1-3 p.m. BHHS
23 Woodland Drive #B Greenwich $2.195M 1-3 p.m. Coldwell Banker
1 Ford Lane Old Greenwich $2.248M 1-4 p.m. BHHS
59 E. Elm Street #F Greenwich $2.349M 1-3 p.m. Houlihan Lawrence
49 Morningside Drive Greenwich $2.349M 1-4 p.m. Halstead
9 Cliff Road Greenwich $2.35M 1-4 p.m. Raveis
49 Lockwood Lane Riverside $2.395M 2-4 p.m. Houlihan Lawrence
45 Overlook Drive Greenwich $2.399M 2-4 p.m. Houlihan Lawrence
23 Woodland Drive #C Greenwich $2.495M 1-3 p.m. Coldwell Banker
143 Overlook Drive Greenwich $2.495M 1-4 p.m. New England Land
49 Rockwood Lane Greenwich $2.495M 1-3 p.m. Houlihan Lawrence
21 Hendrie Drive Old Greenwich $2.55M 2-4 p.m. Raveis
34 Circle Drive Greenwich $2.579M 2-4 p.m. Raveis
523 North Street Greenwich $2.595M 12-2 p.m. Halstead
169 E. Elm Street Greenwich $2.6M 1-3 p.m. BHHS
15 Anderson Road Greenwich $2.69M 2-4 p.m. Coldwell Banker
100 Hendrie Avenue Riverside $2.75M 1-3 p.m. Centric
35 Chapel Lane Riverside $2.75M 3-5 p.m. Coldwell Banker
5 Ledge Road Old Greenwich $2.85M 1-3 p.m. Coldwell Banker
102 Hendrie Avenue Riverside $2.875M 1-3 p.m. Halstead
3 Juniper Lane Riverside $2.895M 2-4 p.m. Houlihan Lawrence
113 Orchard Drive Greenwich $2.95M 1-4 p.m. David Ogilvy
21 Tomac Avenue Old Greenwich $2.975M 1-3 p.m. BHHS
1 Widgeon Way Greenwich $2.995M 12-2 p.m. Coldwell Banker
39 Hearthstone Drive Riverside $3.095M 12-2 p.m. Centric
282 Taconic Road Greenwich $3.15M 12-2 p.m. Coldwell Banker
78 Burning Tree Greenwich $3.2M 1-3 p.m. Sotheby's
63 Glenville Road Greenwich $3.215M 1-4 p.m. Sotheby's
23 Maher Avenue Greenwich $3.295M 1-3 p.m. BHHS
22 Mimosa Drive Cos Cob $3.375M 12-2 p.m. Sotheby's
40 W. Elm #3DE Greenwich $3.395M 2-4 p.m. BHHS
52 Ridgeview Avenue Greenwich $3.495M 2-4 p.m. BHHS
6 Raymond Street Old Greenwich $3.495M 2-4 p.m. BHHS
55 Park Avenue Old Greenwich $3.495M 3-5 p.m. Coldwell Banker
75 Buckfield Lane Greenwich $3.499M 1-3 p.m. Sotheby's
62 Lockwood Road Riverside $3.595M 2-4 p.m. BHHS
20 W. Brother Drive Greenwich $3.65M 1-3 p.m. BHHS
41 Overlook Drive Greenwich $3.7M 12-2 p.m. Houlihan Lawrence
174 Shore Road Old Greenwich $3.7M 12-3 p.m. Sotheby's
40 Jones Park Riverside $3.795M 1-3 p.m. BHHS
85 Pecksland Road Greenwich $3.995M 2-4 p.m. Houlihan Lawrence
40 W. Elm #6D Greenwich $4.25M 1-3 p.m. Sotheby's
55 North Street Greenwich $4.295M 2-4 p.m. Coldwell Banker
16 Boulder Brook Greenwich $4.495M 1-3 p.m. Coldwell Banker
3 Hill Road Greenwich $4.495M 1-3 p.m. Centric
248 Overlook Drive Greenwich $4.995M 1-3 p.m. Sotheby's
10 W. Crossway Old Greenwich $4.995M 2-4 p.m. Houlihan Lawrence
20 W. Brother Drive Greenwich $5.695M 1-3 p.m. BHHS
38 Birch Lane Greenwich $5.995M 1-3 p.m. Coldwell Banker
252 Overlook Drive Greenwich $5.995M 1-3 p.m. Sotheby's
105 Parsonage Greenwich $5.995M 3-5 p.m. BHHS
28 Turner Drive Greenwich $6.78M 2-4 p.m. Sotheby's
247 Byram  Shore Greenwich $7.25M 1-3 p.m. BHHS
15 Reynwood Manor Greenwich $8.995M 3-5 p.m. Coldwell Banker
35 Byram Shore Greenwich $8.995M 3-5 p.m. Sotheby's
                                
I have paid to open the MLS to you, so feel free to  search properties based on your own parameters or set up a portal to get notifications on a customized search.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch.  You can read all postings at  www.greenwichrealestateguy.com/blog.   
If easier, please subscribe here to receive each post. Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 
       

 

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